Golborne, Greater Manchester
Two-storey rear extension in Golborne
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Golborne and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Golborne and its postcode districts WA12 are part of our Greater Manchester coverage. In Golborne, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Golborne?
Guide prices for a two-storey rear extension in Golborne start from our North West England rate of £1,690–£2,540 per square metre, including VAT. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £51,000–£76,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £81,000–£122,000 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Golborne?
The planning route for a two-storey rear extension in Golborne is set by England's householder rules and your council.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Golborne like to extend?
Golborne has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How a two-storey rear extension in Golborne comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Golborne
Close by, we work in Newton-le-Willows, about 1.9 miles away, and Abram, about 2.2 miles away.
- Two-storey rear extension in Newton-le-Willows
- Two-storey rear extension in Abram
- Two-storey rear extension in Ashton in Makerfield
- Two-storey rear extension in Leigh
- Two-storey rear extension in Haydock
Other work in Golborne:
FAQ
Two-storey rear extension questions in Golborne
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Can you match the brick or stone on my Golborne house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Can I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
How much does a two-storey rear extension cost in Golborne?
As a guide, £1,690–£2,540 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £51,000–£76,000 at that rate. Your written price follows the survey.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.